Welcome to LLW Properties!  LLW is our Homeowner Associations Management Division of Community Real Estate.  LLW Properties has been a customer-service-oriented company specializing in the management of Homeowner Associations and rental property management for over 20 years.  We manage Homeowner Associations in Solano, Napa, and Contra Costa counties with an exceptionally well-trained staff of Community Association and Property Managers, accounting staff, and maintenance personnel.  Our company goal has always been to provide local communities with high-quality personalized management.

The owners and staff of LLW Properties pride themselves in their focus on the individual management requirements of each Association – and the business has grown steadily as a result. Our professional and highly responsive staff currently manages more than 20 Associations with over 1600 homes. LLW’s track record speaks for itself. Several of the associations we manage have been with our company for over 16 years due to the dedicated, personal service we provide.

Maintaining complete, accurate, and timely association financials is a cornerstone of our firm. We produce all the necessary business and financial information an Association needs to make sound decisions. We help our clients remain solvent during difficult economic times and also assist with litigation issues, obtaining estimates for contracted services, collecting assessments, improving financial security, and enforcement of governing documents.

The training and expertise of our staff allow you to have a specialized team at work for your community’s needs. All of our Community Association Managers have obtained their certified manager status (or are in the process of being certified) by the California Association of Community Managers or the Community Associations Institute and participate in extensive and ongoing education.

With years of staff member experience and through industry education and training, LLW can help your Association’s directors meet and overcome many challenges. Our close working relationships with contractors, vendors, and attorneys specializing in Homeowner Associations assist our clients in obtaining the best advice and services available.
Our staff can obtain bids and proposals for maintenance work, coordinate contractors, collect assessments and provide comprehensive financial statements and information. We are also committed to “going green” in an effort to help the environment as well as save costs for the Associations we manage.

We are the point of contact for homeowners and the Board of Directors and can custom tailor our services to meet your specific needs. As a full-service HOA management firm, we offer a large selection of services. Brief descriptions of the most used services are shown here.


General Administration – We handle day-to-day tasks of maintaining Association files; preparing agendas, minutes, and violation letters; maintaining databases; preparing work orders; conducting site reviews; coordinating contracts; filing annual corporate reports and condominium fees as required; mailing meeting notices, financial reports, newsletters, etc. to the membership when necessary and much more.

After-Hours Assistance – Board members, as well as residents, may leave voice messages or emails for the community manager or office staff any time, day or night, by using our 24-hour voicemail and email system. A 24-hour answering service is also available for maintenance emergencies that cannot wait until the next business day.

Board of Directors and Annual Membership Meetings – We manage all aspects of these meetings including agenda preparation, minutes, management report, bids and proposals, election management, and summary reports. Upon request of the Board, our managers may serve as Chair Pro Tem for regular or special meetings.

Rules and Regulations – LLW directs the Board in order to ensure the Association is in compliance with all laws and its position is fair and enforceable. We assist with the enforcement of provisions within the governing documents and coordinate with legal counsel on matters that require legal guidance or services.

Architectural Issues – LLW personnel provides guidance to assist in architectural control procedures and potential issues to increase property values and avoid problems.
Communications – We help keep homeowners apprised of board and neighborhood activities through newsletters, notices, and websites. LLW staff will assist the Association in writing, preparation, and distribution of communication materials.


Accounting – The LLW staff regularly reviews accounts to ensure superior service to our clients. Our in-house accounting department provides the Board of Directors with a monthly financial report that reflects all income, expenses, and cash flow in an easy-to-understand format along with a yearly CPA review.

Accounts Payable and Receivable – We provide cash flow management; reconciliation of accounts, manage receivables and monthly billing.

Collection Administration – LLW assists in the adoption of a collection policy, administers the policy to collect delinquent accounts, and coordinates with attorneys when necessary.

Fidelity Protection – We make sure the monies and property of the association are handled legally and properly by licensed and bonded personnel.

Financial Planning and Budget Management – LLW offers assistance with budget preparation and analysis as well as determining reserves needed not only for the current year but for many years to come.

Justin Schouten, CCAM – Chief Executive Officer
Justin is a co-owner and became a part of the LLW Properties team in 2008. In addition to managing Associations, he is charged with oversight of the office staff and maintenance division of the company. Justin previously owned his own construction business, so he brings this knowledge and experience to LLW and provides expertise in physical plant management for our Associations. This provides a benefit to our clients in dealing with maintenance issues, vendor relationships, and contract negotiations. Justin has achieved the Certified Community Association Manager (CCAM) designation from the California Association of Community Managers.

Eileen M. Sullivan, CCAM
Eileen has an extensive background in management and consulting for Homeowners Associations and has achieved the Certified Community Association Manager designation from the California Association of Community Managers. She has worked in the industry for over 30 years managing Associations ranging from thirty-story condominium high-rises to custom-built single-family home communities. Years of working with developers on association operations for new communities and transition to homeowner control provide our newly formed associations with skilled guidance to smoothly navigate this process. Eileen served for several years as Manager of the Hawaii Condo Expo, a seminar and trade show event founded for the education of Board members of condominiums. She has also served as Membership Chairperson for the Hawaii Chapter of Community Associations Institute and has spoken at seminars for the education of Board Members and Association Managers.

Rebecca Odau

We are grateful for your quickness in how you handled everything, being in a hotel for 77 days had taken its toll. We were ready to get in a house. And you made everything move so quickly. I couldn't even get other companies to return an email. We never got that feeling from your office. So thank you!!!

Board Members, Multiple Associations, Fairfield

LLW Properties pays attention to detail and takes a creative approach towards solving homeowner association issues. We have been board members in two different homeowner associations managed by LLW, and the knowledge and temperament of their seasoned Association Managers contributed greatly to the success of the HOA Boards we served on.

President, Townhouses, Vallejo

LLW is the most effective management company our complex has ever worked with during my residence. They are knowledgeable, quick to respond, provide excellent damage control in emergency situations, and effectively coordinate service providers including repairmen, landscapers, contractors and security systems maintenance. They have also provided educational programs at no cost to board members which enables the board to understand and act more effectively. Their staff is professional and courteous and has extensive experience in condo property management.

Board Member, Condominium, Benicia

We have had four management companies and LLW is the best by far. They know the rules and regulations on condos and have been excellent in assisting us with some legal issues.

*Client and Professional References will be provided upon request.

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